the amusement archive for startups
Perhaps one of the biggest decisions facing the new fun business entrepreneur is the question of amusement lease space vs buying land and building your fun center location from scratch. Should you lease space? or look to buy some land and build from scratch?
You should compare the benefits of leasing versus buying your property from a cash standpoint, as well as the more obvious needs standpoint, such as long term space requirements and expansion opportunities.
Generally speaking, in our experience for the new amusement business startups, the easiest, most cost effective location option is to find and lease your space. There are always unique considerations for each project, but in our 25 years experience for projects of around a million dollars and under, by far the most common startup is completed with a lease option agreement. For new business entrepreneurs securing the funding for land, development, locations services (power, water, waste management, parking, rezoning, by-law issues, environmental impact studies and the list goes on) build-out is in itself a giant project requiring large amounts of captial, time and developer management. Again, situations may be different in your area, but on average the startup process is much more feasible and manageable for new developers when a lease option is considered. However, the (best) location lease option just may not be present in your community, then what? Leave no stone unturned...
Be sure to network with your commercial and residential realtor community. Take the responsibility of knowing your own community, and make it a regular task of driving around community and areas you have targeted. Notice any new signs and watch for existing buildings under renovation, a new lease option may be coming and you can be first in line. If a building sits for sale for a long time, perhaps reaching out to the seller may present an offer for the both of you... they haven't been able to sell and may be interested in a lease. As I am fond of saying - if there is will, there is a way.
Here are some other monetary benefits of leasing:
Here are some non-monetary benefits of leasing:
Buying also has its benefits. It all depends on your situation and the type of business you re in. Here are some of the monetary benefits of buying:
Non-monetary benefits of buying include:
While there are benefits to both options, for startups there appear to be more benefits to leasing than buying. Cash flow is, of course, an issue and buying takes a larger portion of your hard earned cash up front.
If you can't make a decision based on these pluses and minuses, you can (and probably should) do a cash flow analysis to see which option makes more sense from a cash standpoint. Before you can do this, however, you have to have all of the necessary information for making your comparison. This includes information like the full cost of purchasing, the terms of the lease, the depreciated value of the property at the time you would want to move, an estimate of the property's value at that time, estimates of maintenance costs, and your tax rates.
To do the cash flow analysis, complete cash flow budgets that include all of the expenses you would incur for either buying or leasing over a set period of time. For the lease analysis, you will need to determine your net cash outlay, which is the amount you end up spending on the lease once you have subtracted the tax savings you receive from it. (Remember your lease payment is considered a business expense.)
In order to compare apples to apples from a cash flow standpoint, you also have to take into consideration the change in the value of today s dollar versus a dollar five years from now. This is known as the discount factor and can be calculated using most spreadsheet applications.
You will also have to know the amount of your interest deduction that you will get on your business s taxes. You can arrive at this number by multiplying the interest rate of the loan by each month's preceding balance. Now for the tricky part ... remember above where I mentioned estimating the value of the property when you would be selling it? This is the number that will ultimately determine who wins in the battle of the benefits of buying versus leasing.
One of the benefits you hope to count on is the longer you stay in the building, the better off you will be because you will be gaining more and more equity. However, do you know how long you will actually be there? Do you know what the real estate market is going to do in that time period? Not unless you have a crystal ball.
So, study the current market, as well as trends and predictions for as far into the future as you can get. Keep in mind that the farther out the prediction, the less reliable it will be. Arm yourself with as much knowledge as you can, and then make your best estimate. You know your business and you should have a good idea of where it is headed. If you know you want to be in an area for the foreseen future (say 10 or more years), the market is strong, and you have identified a building that will suit your needs for that timeframe then go for it. Ten years of equity can be substantial.
If you can get a good deal on the property (at or below market value) then it certainly makes sense to buy if you will be there for ten years. If you know the building is priced at or above the fair market value, or if you think five years may be more the length of time you will be there, or your ability as a start-up to acquire the necessary added capital is limited, then think about offering to lease your space.
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"I just wanted to say thanks for taking the time to chat with me. This was a very valuable conversation as it gave me a whole lot more to think about. Although I have done some research, our conversation opened my eyes to things I was unaware of. From lease negotiation and startup costs to a much better understanding of what and how our local community and area demographics play into our fun center planning. Time well spent and I would recommend others who are researching their startup, give your office a call. You were extremely selfless with information and provided an encouraging view based in Reality. Thank you."
"Thanks for taking the time to chat with us, we really appreciate your time and insight. We had some idea of project scope, but had no idea about all the minutia and details to consider for startup location and our funding. After speaking with you, we came to the realization that ultimately the project we were considering is more of our time than we can commit to, and would not have discovered this reality until much further along. Thanks for helping us determine our path forward."
"This was by far the best thing I have done for my fun center startup. You provided such great and unbiased information, some of which I did not want to hear, but so glad that I did. I now have the focus of mind to proceed with a lot more confidence and direction. I just want to say again, thank you for sharing these insights and your experience."
"I wanted to say thanks again for all of your time in answering my many questions, and helping to make me better understand the steps needed to see our dream of a family entertainment center business in reality. For the first time in this journey I understand how and why to prepare our plan for funders, and how to match my own abilities and financial resources to accomplish my goal. And yes, I would recommend others do take advantage of this service, I can’t imagine to find this much experience and honest at any price, none the less for free. Thank you."
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